100 metres to the sand, 90 metres to the tram
At the northern end of Surfers Paradise, between Ferny Avenue and the esplanade, SPG Land is building Tower 1 on a 1.15-hectare full-block site. The location figures are unusually specific: Surfers Paradise Beach at 100 metres, the Surfers Paradise North light rail station at 90 metres, Circle on Cavill at 800 metres, and a Walk Score of 78 cited on the same page. Tower 1 is the eastern building, the one closest to the water in the sales material — 41 levels, designed by Rothelowman, built by a joint venture of SPG Built and Eastview Australia. One-bedrooms from $825,000, four-bedrooms to $5,450,000.
Two things have to be read alongside that location: the keys are Q4 2029; and the body corporate levy is already on paper — from $59 a week on a level 3 one-bedroom to $1,049 a week on a level 40 penthouse. Both can be worked out in advance, and both are set out below.
$825,000from · one to four bedroom · 103 Ferny Avenue, Surfers Paradise
Suburb data · Surfers Paradise North
Both the rent and the levy have numbers — and they vary enormously
This project is more transparent on numbers than most off-the-plan: there is a licensed agent's forward-looking rental appraisal and a developer-issued levy schedule. The nature of each should be stated first — the rental figures are a forecast forward to Q4 2029, not rent achievable today; the levy schedule is a draft, inclusive of GST.
- Surfers Paradise Beach
- 100 mFast Facts
- Surfers Paradise North light rail station
- 90 mFast Facts; the website now says the station is adjacent
- Walk Score
- 78cited in Fast Facts; Circle on Cavill 800 m
- Surfers Paradise – North population (Jun 2025)
- 14,64012,375 in 2021 (preliminary)
- Body corporate levy (draft, incl. GST)
- $59 – $1,049 a weeklevel 3 one-bed to level 40 penthouse; about $3,070 – $54,568 a year
- Council rates and water (estimated)
- $820 and $300 a quarterFast Facts estimates; no notices seen
- Forward-looking rental appraisal
- Ray White Surfers Paradiseforward to Q4 2029; not rent achieved today
- Anticipated completion
- Q4 2029an estimate, not a contractual date
The levy line needs unpacking, because it varies seventeen-fold from bottom to top: $59 a week on a level 3 one-bedroom against $1,049 a week on a level 40 penthouse. More useful still is the difference by level within one type — the same three-bedroom is $169 a week on level 3 and $257 on level 32. In other words, buying high in this building carries a continuing premium in levies as well as in purchase price; they are two separate costs. The administrative fund already includes the manager's fee, the embedded electricity network, hot water and gas services, the building management system, catering service agreements and the fire alarm — and those service agreements are worth a solicitor's reading, because they are long-term contracts.
On rent, the Ray White Surfers Paradise appraisal is banded by level. Taking the two-bedrooms: $1,505 to $1,730 a week from L3–15 up to L27–35, which against the $1,240,000 two-bedroom entry price is a gross rental yield of about 6.3% (using $1,505). Three-bedrooms at $2,525–$2,975 against $2,275,000 give about 5.8%, and one-bedrooms at $990–$1,215 against $825,000 about 6.2%. Those are high for new apartment stock, but three qualifications must be read with them: they are a forecast forward to 2029 rather than today's achieved rent; the denominator is the floor of each type's price band; and all are gross, before the levy above, rates and vacancy. Once the levy is deducted, the net-return gap between low and high floors is much narrower than the gross figures suggest.
For sale · 103 Ferny Avenue
Prices are banded by type, not an apartment-by-apartment list
Prices come from the type bands in the sales material compiled 1 August 2026 (Fast Facts and the agents' deck); there is no apartment-by-apartment price list in the folder, so the table below is bands. The deck circulating with the material puts the whole tower at $825,000 to $14,065,228, with the top-floor product listed as POA and the note "subject to price list".
| Type | Configuration | Internal / balcony / total | Car | Price band |
|---|---|---|---|---|
| Type 07 | 1 bed, 1 bath | 56 / 8 / 64 m² | 0 | $825,000 – $1,165,000 |
| Types 02–06 | 2 bed, 2 bath | 90 / 10 / 100 m² | 1 | $1,240,000 – $2,060,000 |
| Type 01 (executive two-bed) | 2 bed, 2 bath | 109 / 18 / 127 m² | 1 | $1,800,000 – $2,620,000 |
| Type 08 | 3 bed, 3 bath + MPR | 138 / 23 / 161 m² | 2 | $2,275,000 – $3,645,000 |
| Type 09 | 4 bed, 3.5 bath + MPR | 194 / 31 / 225 m² | 3 | $4,950,000 – $5,450,000 |
Three things should be pulled out of that table.
First, the one-bedroom has no car space. Type 07 carries zero — and at the northern end of Surfers Paradise, 90 metres from light rail with a Walk Score of 78, not driving is genuinely workable, so the design makes sense. But the price for an additional space is blank on the EOI, so whether you want one and what it costs has to be settled in writing before you place a deposit.
Second, the entry balconies are only 8 to 10 m². Type 07's balcony is 8 m² and Types 02–06 are 10 m² — in a building 100 metres from the sand, balcony scale shapes daily life. The step up to Type 01 takes the balcony to 18 m² on 109 m² internal, which is where it becomes a balcony you sit on; Type 08 is 23 m² and Type 09 is 31 m².
Third, these are bands, not prices. The same Type 08 runs from $2,275,000 to $3,645,000 — one million three hundred and seventy thousand apart, all of it level and outlook. So in this building, "what does a three-bedroom cost" has no answer; only "what does a three-bedroom on which level cost" does.
On the vertical arrangement: levels 3 to 32 are the typical floors, four-bedrooms sit on levels 33 to 38, and the sub-penthouses and penthouses on levels 39 and 40. The levy schedule shows no apartments on level 16 — Fast Facts describes it as Club Paradiso: a residents' lounge, a wine cellar tasting room, and an office floor with a meeting room and booths.
Choose aspect and level first, then compare prices. That is the most valuable sentence about this building, because no document assigns an aspect to Types 01 through 08, and the outlook is sold on the basis that most apartments have a water view. More to the point: Towers 2 and 3 have no published construction program in any document, so which of Tower 1's aspects they will block cannot be determined from the file. Before committing to a particular apartment, get two things in writing: which way that apartment number faces, and what it looks at once Towers 2 and 3 are built.
Areas are also inconsistent between documents: the executive two-bedroom is 125 m² on some pages and 127 m² on others. The contract annexure governs.
Delivery and contract · SPG Land
Construction has started; completion is an "estimate"
Start with what holds up: construction started in May 2026, and the project website's construction updates run to 7 August 2026 — the site is still being reported on as active.
Under construction
Started May 2026; the website's construction updates run to 7 August 2026.
Developer and builder
Developer SPG Land; built by a joint venture of SPG Built and Eastview Australia. Architecture by Rothelowman.
Anticipated completion
Q4 2029. That is an estimate, not a contractual date.
The purchase process
A fully refundable $5,000 expression of interest into the Hickey Lawyers trust account, with the balance to 10% due within 14 business days of the contract date. Paying that $5,000 does not form a contract.
Then there is what has to be obtained before contract:
The sunset clause
No sunset clause appears in the marketing material. Anticipated completion is an estimate of Q4 2029, so the sunset clause is the buyer's only protection on timing and must be read line by line by a solicitor.
A current apartment-by-apartment price list and the contract areas
The folder carries type bands only. Ask for the per-apartment list, and check the area against the contract annexure (the executive two-bedroom exists as both 125 and 127 m²).
Aspect by apartment number, and the blocking question
Which apartment numbers face the water, and how Towers 2 and 3 will block them — neither tower has a published construction program in any document.
The price of an additional car space
The one-bedroom includes none, and the EOI leaves the additional space price blank. Get it in writing.
The service agreements inside the levy budget
The administrative fund includes the manager's fee, the embedded electricity network, hot water and gas services, the building management system, catering service agreements and the fire alarm. These are long-term contracts; have a solicitor read them.
The upgrade price list
Fast Facts lists paid upgrades from $6,500 for one-bedroom flooring to $207,500 for a full three-bedroom Dune scheme; no upgrade prices are listed for the four-bedrooms or the penthouses.
Queensland transfer duty sits on top of the price.
One honest note on the ground-floor retail: the material describes nearly 2,800 m² of retail and dining across the whole project, with about 1,700 m² in Tower 1 plus a two-level dining building branded "Avocado". But Towers 2 and 3 have no published program, so someone moving into Tower 1 in 2029 may still have a construction site next door — that pedestrian laneway is a plan, not a street that has opened.
What the building gives · Paradiso Place
A full level of amenity, plus a lap pool for Tower 1 residents only
The podium and level 16 split the amenity into two systems — shared across the project, and exclusive to Tower 1:
- Resort pool and spa
- 20 m lap pool exclusive to Tower 1 residents
- Sauna
- Cold plunge
- Steam
- Private dining
- Gym
- Yoga terrace
- Club Paradiso residents' lounge
- Wine cellar tasting room
- Office floor with meeting room and booths
- Four lifts
- Pets permitted
Inside, per the specification: 2.7 m ceilings, full-height glazing, stone benchtops to kitchens and bathrooms, ducted air conditioning and Bosch appliances (Miele is a paid upgrade), in the SAND / DUNE / TIDE schemes. Arrival is through a porte-cochère from the private street Pandanus Avenue into a 320 m² lobby with a 5 m ceiling.
For an owner-occupier, the logic of this building is compressing a beachside life inside a walking radius: 100 metres to the sand, 90 metres to light rail, dining downstairs, a lap pool and spa inside. The honest trade-off is at the entry level — the one-bedroom has no car space and an 8 m² balcony; the comfortable living starts at Type 01 and above, with balconies from 18 m². One easily overlooked practicality is level 16's office floor and lounge: a buyer working from home does not have to surrender a room inside the apartment.
For an investor, this project unusually provides two sets of numbers: Ray White's forward-looking rental appraisal and the developer's levy schedule. Worked back from entry prices, the gross yield is about 5.8% to 6.3%, high for new apartment stock. But hold the qualifications: the rent is a forecast to 2029 rather than today's achieved rent; the levy runs from $59 to $1,049 a week, so the level materially changes the net return; no sunset clause is visible; and with Towers 2 and 3 unscheduled, both the outlook and construction noise are unknowns.
Location · Surfers Paradise
Northern Surfers, at walking scale
- Surfers Paradise Beach
- 100 mFast Facts
- Surfers Paradise North light rail station
- 90 mFast Facts; the website says the station is adjacent
- Circle on Cavill
- 800 mWalk Score 78 cited on the same page
- Koastal Kitchen · Yamagen · Coast Cafe
- about 2 · 4 · 8 minutes' walkmini brochure
- Gold Coast University Hospital
- about 15 minutes' drivemini brochure
- Gold Coast Airport
- 35 or 40 minutesthe brochure says 35, the deck says 40 — inconsistent
- Gold Coast CBD
- no distance stated in any document
This is the project's strongest section: 100 metres to the sand and 90 metres to light rail, a Walk Score of 78, and dining measured in minutes on foot. What it sells is a beachside life compressed into a walking radius, and that claim is specific and checkable in the documents. Two qualifications: the airport time is inconsistent between the brochure (35 minutes) and the deck (40), and we report both rather than averaging; and the distance to the Gold Coast CBD is not stated in any document.
The population figures are regional: the Surfers Paradise – North statistical area grew from 12,375 residents in 2021 to a preliminary 14,640 in June 2025, with the City of Gold Coast at 691,230 over the same period. Those describe a coastal city that is growing; they do not describe daily life on level 12.
On schools, separate two things. The mini brochure's map lists Surfers Paradise State School, St Vincent's Primary, Broadbeach State School, The Southport School and Broadbeach Waters Kindergarten — names only, with no distances and no catchments. Surfers Paradise State School operates equidistant enrolment management with a capacity of 734 under a plan gazetted 22 August 2025. The material cannot establish that 103 Ferny Avenue falls inside the catchment. Catchments are set by the Department of Education and change, so a buyer with school-age children should take the contract address to the Queensland Government's EdMap and check the year the child actually enrols.
Who it suits · Paradiso Place
Who it suits, and who should think again
It suits a buyer who wants beachside life inside a walking radius — 100 metres to the sand, 90 metres to light rail, a Walk Score of 78 and dining downstairs make not driving genuinely workable here. It suits a buyer who does not need a car space and wants the lowest entry price (the one-bedroom has none, which is part of why it is cheaper). It suits a buyer who wants a balcony they can actually sit on and a complete layout, from Type 01 upwards. It suits anyone working from home, with level 16's office floor, meeting room and booths. And it suits an investor who values transparency on numbers, because this project provides both a licensed agent's forward-looking rental appraisal and the developer's levy schedule.
Think again if you need a firm handover date — Q4 2029 is an estimate, and no sunset clause appears in the marketing material. Think again if holding costs matter: the levy runs from $59 to $1,049 a week, the same three-bedroom differs by $88 a week between levels 3 and 32, and the level materially changes the net return. Think again if outlook matters — no document assigns an aspect to any apartment number, and with Towers 2 and 3 unscheduled, the blocking cannot be determined from the file. Think again if you are a one-bedroom buyer who needs parking, because the additional space price is blank on the EOI. Think again if you want a large balcony at entry level, at 8 m² for one-bedrooms and 10 m² for two. Think again if you are comparing prices, because the folder has bands rather than a per-apartment list and one type's band spans $1.37m. And think again before treating a gross yield just over 6% as settled, since it is a forecast to 2029 before the levy.
For a current apartment-by-apartment price list and the contract areas, aspect by apartment number and the Towers 2 and 3 blocking position, the sunset clause, the additional car space price, or the full text of the service agreements inside the levy budget, contact FX Home and we will request them.
FAQ · Paradiso Place
The four questions buyers ask
If I buy now, when do I get the apartment?
Construction started in May 2026, the website's construction updates run to 7 August 2026, and completion is anticipated in Q4 2029. But that is an estimate, not a contractual date, and no sunset clause appears in the marketing material — the sunset clause is the buyer's only protection on timing and must be read line by line by a solicitor. Note also that the $5,000 expression of interest (fully refundable, into the Hickey Lawyers trust account) does not form a contract; the balance to 10% is due within 14 business days of the contract date.
What rent can I expect?
Ray White Surfers Paradise has provided an appraisal banded by level: one-bedrooms $990–$1,215 a week, two-bedrooms $1,505–$1,730, executive two-bedrooms $1,695–$1,920 and three-bedrooms $2,525–$2,975. Worked back against the floor of each type's price band, the gross yield is about 5.8% to 6.3%. Read the three qualifications together: this is a forecast forward to Q4 2029, not rent achieved today; the denominator is the band floor; and all are gross, before the levy, rates and vacancy.
Roughly what will the body corporate levy be?
This project provides the full draft schedule (inclusive of GST): from $59 a week on a level 3 one-bedroom to $1,049 a week on a level 40 penthouse, about $3,070 to $54,568 a year. The same three-bedroom is $169 a week on level 3 and $257 on level 32. The administrative fund includes the manager's fee, the embedded electricity network, hot water and gas services, the building management system, catering service agreements and the fire alarm — have a solicitor read those long-term agreements. Fast Facts separately estimates council rates at $820 a quarter and water at $300 a quarter, both estimates with no notices seen.
How should I choose the apartment and the aspect?
Settle aspect and level before price — and here it has to be said plainly: no document assigns an aspect to Types 01 through 08, and the outlook is sold only on the basis that most apartments have a water view; Towers 2 and 3 have no published program in any document, so which of Tower 1's aspects they will block cannot be determined from the file. Before committing, get two things in writing: which way that apartment faces, and what it looks at once Towers 2 and 3 are built. The price band for a single type is very wide (Type 08 spans $1.37m) and all of that is level and outlook — so this step decides what you are actually paying for.
General information only; not financial, legal or taxation advice. All details are subject to the contract of sale and the disclosure documents. Type price bands, areas and amenity come from the sales material compiled 1 August 2026 (Fast Facts and the agents' deck); the developer's website still showed from $825,000 as at 19 August 2026, and the current price list governs; there is no apartment-by-apartment price list in the folder, and the executive two-bedroom area appears as both 125 and 127 m² across pages, with the contract annexure governing. The levy figures are SPG Land's draft schedule (inclusive of GST, on a 282-lot basis, schedule dated 9 April 2026) and are not a figure passed by a general meeting; council rates and water are Fast Facts estimates with no notices seen. The rental figures are Ray White Surfers Paradise's forward-looking appraisal, forward to Q4 2029, and are not rent achieved today. Anticipated completion of Q4 2029 is an estimate, not a contractual date, and no sunset clause appears in the marketing material. Population is from the Queensland Government Statistician's Office for the Surfers Paradise – North statistical area (June 2025 preliminary). The enrolment management plan was gazetted 22 August 2025. Gross rental yields are our own calculation — the floor of the forward-looking appraisal over the floor of each type's price band, with no levy, rates, water or vacancy deducted.
